Design Review & Historic Preservation Board Meeting Agenda Puyallup City Hall - Room 504 333 South Meridian, Puyallup 98371 Thursday, April 19, 2018 4:00 PM ROLL CALL ELECTION OF OFFICERS Election of Officers 2018 - 2019 APPROVAL OF THE AGENDA CONSIDERATION OF MINUTES Consideration of Minutes for November 2, 2017, December 7, 2017, January 4, 2018 and February 15, 2018. November 2, 2017 DRHPB DRAFT Minutes.pdf December 7, 2017 DRAFT Meeting Minutes.pdf January 4, 2018 Board Draft Minutes.pdf February 15, 2018 Board Draft Minutes.pdf 1. WORKSESSION TOPICS 1.a Downtown Design Guidelines (DDG) Update 1_Puyallup DDG Draft 1.pdf 2_Document Text Matrix.pdf 2. OTHER BOARD BUSINESS ADJOURNMENT The City Council Chambers is wheelchair accessible. Those needing assistance with hearing devices should contact the City Clerk's Office (253-841-5480) the Friday preceding the meeting. 1
Transcript
Design Review & Historic Preservation Board Meeting AgendaPuyallup City Hall - Room 504
333 South Meridian, Puyallup 98371Thursday, April 19, 2018
4:00 PM
ROLL CALL
ELECTION OF OFFICERS
Election of Officers 2018 - 2019
APPROVAL OF THE AGENDA
CONSIDERATION OF MINUTES
Consideration of Minutes for November 2, 2017, December 7, 2017, January 4, 2018 andFebruary 15, 2018.November 2, 2017 DRHPB DRAFT Minutes.pdfDecember 7, 2017 DRAFT Meeting Minutes.pdfJanuary 4, 2018 Board Draft Minutes.pdfFebruary 15, 2018 Board Draft Minutes.pdf
The City Council Chambers is wheelchair accessible. Those needing assistance with hearing devicesshould contact the City Clerk's Office (253-841-5480) the Friday preceding the meeting.
Background:The Design Review & Historic Preservation Board will review and act upon the minutes fromthe November 2nd and December 7, 2017 meetings and the January 4th and February 15,2018 meeting.
City of Puyallup Design Review & Historic Preservation Board
City Hall – Council Chambers November 2, 2017
4:00 PM
(These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request.) DRHPB MEMBERS PRESENT:
Chair Kris Stamon, Andy Anderson, Les Gerstmann, Diane Henke, Wes Perkinson
DRHPB MEMBERS ABSENT: Vice-Chair Chris Larson STAFF PRESENT: Senior Planner – Chris Beale; Associate Planner – Kendall
Wals; Administrative Assistant – Michelle Ochs
The meeting was called to order at 4:00 p.m. A quorum was established. APPROVAL OF THE AGENDA Mr. Anderson moved to approve the agenda, with a second by Mr. Perkinson. The Board members unanimously approved the agenda. AGENDA ITEMS Pre-application design review - Affinity at Puyallup (Recording start time 1:00) Mr. Beale explained that this is the first project the Board is reviewing under the new Mixed-Use Design Review Overlay (MX-DRO) code, which applies under all the mixed-use zoning designations on South Hill, under the South Hill Neighborhood Plan, which the City Council adopted in early 2017. Staff handed out the MX-DRO code text to the Board before the meeting, Mr. Beale advised that the Board Members read this code over so they can become familiar with it, as there are more projects coming in this area soon. Mr. Beale gave an overview of the design review overlay, and stated that at the next meeting that he would have a staff report that would show areas of compliance and issues that the Board can give feedback on. Mr. Beale introduced John Fisher with the Inland Group, to give a presentation on the project. Mr. Fisher gave a PowerPoint on the project showing the Board members what their product looks like and encouraged the Board to give their feedback throughout the presentation. Board feedback and questions:
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• Mr. Stamon commented that this is not a typical mixed-use building and inquired as to whether it would be exempt from certain standards such as glazing on the bottom story. Mr. Beale explained that some of the site plan items will fall to staff to work with administratively, and that the property owner also has a development agreement from the City Council that gives them certain allowances. Mr. Beale stated that staff is working with Mr. Fisher on certain design standards, such as the balconies.
• Ms. Henke asked about where the solar panels would be located, Mr. Fisher replied that they will be roof mounted facing east for the most solar access.
Mr. Fisher stated that he would like to talk about the areas of non-compliance and explain why they can’t meet those standards.
• Glazing – Mr. Fisher stated that they don’t have the ability to provide the 60% glazing because of the non-commercial aspect, but that they did not restrict any glazing on the bottom floor. Mr. Fisher stated that they dealt with the privacy issue a little differently by going with triple paned windows.
• Street/Trail Level Elements – Mr. Fisher stated that the constraints of high ground water levels and grading issues make it difficult to meet the first-floor height requirement of 12 feet. Mr. Fisher stated that the height is designed at 11 feet with floors above at 9 feet.
Board feedback and questions:
• Suggestion by Mr. Stamon to push the building to the east about 30 feet to soften the grades up to the entrance on the corner of 5th and 43rd, and possibly eliminate some of the handrails. Mr. Fisher responded that one of the original plans was to have that pedestrian access at the corner further up 5th on the backside of the building, which reduced the number of handrails, or to use planters to kind of hide the handrails and build up the corner with a plaza type look.
• The building design consists of two 4-story building wings that are oriented east/west. Suggestion to provide an upper floor step back of the westerly portion of these wings that face 5th Street SE.
• Question as to whether vinyl siding is high quality, Mr. Fisher explained that this product meets the wear and tear of extreme weather conditions, and has UV protectant. Mr. Stamon stated that it would be good to see a sample of the materials.
• Suggestion by Mr. Stamon to treat the windows differently to break the repetitive look. Mr. Fisher replied that they can probably come up with a way to change up the pattern of the windows on the 3rd floor.
• Mr. Gerstmann inquired as to the use of native landscaping materials, Mr. Fisher stated that they are either native or drought resistant. Mr. Beale stated that code requires only 25% to be native landscaping materials.
Downtown Design Guidelines Update (Recording start time 01:23:31) Ms. Wals gave a quick overview of the history of the update, and a current status of the process. Ms. Wals mentioned that staff is not moving forward with the stakeholders group, and that the City has contracted with a consultant, Allied 8, that will be working with staff to shape the guidelines.
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Ms. Wals explained that she had worked with the Chair, Kris Stamon, to draft a policy regarding the Pedestrian Weather Protection standard, because it was identified as needing work so that staff has something to give to applicants so they know what to expect. Staff handed out a copy of the draft policy for Board Members to look at, and Ms. Wals stated that they are welcome to discuss it today, or they can talk about it once they have more of a chance to look it over. Board Feedback/questions:
• Question whether the policy stating that a property owner must provide a bench under their canopy if there is a transit stop out front should be struck.
• Under number six, change the wording from shall to should.
• Remove the word “translucent” from the section that mentions types of materials. Ms. Wals asked if staff should look at all the sections that include the wording “shall” to see if the language should be changed to “should”, and the Board agreed. Ms. Wals stated that she will make some edits and bring the policy back to the Board at their next meeting. Ms. Wals asked for feedback regarding the vision statement in the guidelines. Board Feedback:
• Mr. Stamon suggested that the vision statement is long and not very clear, and wondered if there is a way to make it more concise. The Board discussed the vision statement at length, and Mr. Stamon suggested that maybe they could look at what other cities have done.
• Mr. Gerstmann felt it should promote the preservation of historic structures, pedestrian-friendliness, and commerce, and that it could be broad and general, and not too specific.
• The Board discussed the specifics of what could be included in the vision statement. Ms. Wals suggested that some outreach could be done regarding the vision statement with the public that lives downtown, possibly through a survey. OTHER BOARD BUSINESS Mr. Anderson stated that there will be a seminar on Historic Buildings on next Wednesday, November 8th, from 2 – 4 p.m. at the Meeker Mansion, open to the public. Ms. Wals stated that staff is looking to change the meeting format for meetings, particularly those involving design review applications, that may involve rolled plans that the Board can gather around and look at. ADJOURNMENT The meeting was adjourned at 6:07 p.m.
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City of Puyallup Design Review & Historic Preservation Board
Puyallup Activity Center – Room 2 December 7, 2017
4:00 PM
(These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request. There were technical difficulties during this recording, minutes may be abbreviated.) DRHPB MEMBERS PRESENT:
Chair Kris Stamon, Vice-Chair Chris Larson, Les Gerstmann, Diane Henke, Wes Perkinson, David Torrey
DRHPB MEMBERS ABSENT: Andy Anderson STAFF PRESENT: Senior Planner – Chris Beale; Associate Planner – Kendall
The meeting was called to order at 4:00 p.m. A quorum was established. Ms. Wals introduced the newest member of the Board, David Torrey. APPROVAL OF THE AGENDA Mr. Larson moved to approve the agenda, with a second by Mr. Perkinson. The Board members unanimously approved the agenda. CONSIDERATION OF THE MINUTES August 17, 2017, September 21, 2017, October 5, 2017 Mr. Gerstmann moved to approve the minutes with a correction to the attendance section on the September 21st minutes, with a second by Mr. Perkinson. The Board members approved the minutes unanimously. AGENDA ITEMS Downtown Design Review – Puyallup – Sumner Chamber of Commerce (323 N. Meridian) (Recording start time 4:52) Ms. Wals reminded the Board that this item was before them for a pre-application meeting to replace an awning at the rear entry of the building, which triggered design review because of the age of the building; which was constructed more than 50 years ago.
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The Board had discussed during the pre-application meeting whether the awning needs to meet the pedestrian weather protection standard since the awning is located at the rear of the building. After some discussion, the Board decided that the proposal does not fully meet the depth and continuous coverage standards of the Pedestrian Weather Protection guideline, and found these standards to be inapplicable to the proposed project due to the location of the awning on the rear of the building on not on N. Meridian. A motion came on the floor to approve the application as proposed, and was seconded. The Board voted, and it passed 6-0. Downtown Design Review Application - Ashley's Room (206 S. Meridian) (Recording start time 13:06) Ms. Brown explained that the applicant is requesting a replacement to the awning that is currently in place, with design review being triggered by the age of the building being over 50 years old. After some discussion, the Board decided to approve the application with conditions:
• The applicant offered three choices for the vertical position of the awning on the building façade, the Board is approving Option A, with the top of the awning being attached as originally proposed in Option A. The bottom of the awning shall be attached to the façade so as to match the bottom elevation of the awning already built on the tenant space to the immediate South.
Mr. Gerstmann moved to approve the application with the conditions stated, with a second by Mr. Perkinson.The Board voted, and it passed 6-0.
Downtown Design Review Pre-App - Bourbon Street Bar & Grill (401 S. Meridian) (Recording start time 32:35) Ms. Wals explained to the Board that the applicant, Bourbon Street Bar & Grill (Gil Hulsman, Abbey Road Group), is proposing to expand the existing restaurant building by adding a two-story area of covered seating over the existing deck space with a new second story rooftop deck. This application has triggered design review because of the age of the building.
Board Feedback and Questions:
• There was discussion regarding the design of the second story, whether nothing would exist above the railing area, or an eve that would cover about three feet of the length of the area. The Board asked questions about the materials for the staircase and the windows. Mr. Hulsman stated that the architect is trying to go with a design that will make it look like a “whole building” from the front.
• Suggestion to lock the entrance to the stairs, Mr. Hulsman replied that it would be locked at the access at the top of the stairs.
• There was discussion regarding the parking lot, and how it could be improved with curbing and landscaping.
• The Board agreed that they would not require the applicant to do the roof piece if they decided they would rather leave it empty.
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Design Review Application - Affinity at Puyallup (4211 5th Street SE) (Recording start time 56:14) Mr. Beale reminded the Board that there was a pre-application meeting on this item on November 2, 2017.
Mr. Beale explained that they are looking for resolution from the Board on three main issues listed in the staff report: upper floor step backs, ground floor window glazing percentage, and the window trim issues.
Mr. Beale allowed the applicant to speak to these issues, and the Board gave additional feedback on these items.
Mr. Gerstmann moved to approve the application with the following conditions:
Modulation: The building design consists of two 4-story building wings that are oriented east/west. The Board conditionally approved a design revision that provided an upper floor step back of the westerly portion of these wings that face 5th Street SE, the Chair and Vice-Chair of the Board will meet with the applicant to ensure this condition is implemented on the final design set.
Glazing: The applicant shall revise the façade of the ground floor area that fronts the main lobby and office space facing 5th St SW to incorporate a minimum of 60% glass along the street facing façade.
Exterior Materials
• Vinyl siding shall only be allowed at locations at the 2nd floor level and above, with the exception of the siding material located directly adjacent to the second-floor balcony area shall consist of masonry veneer, metal or wood material only.
• The material of the vertically oriented board and batten siding shall be metal.
• No more than 30 percent of the street facing building elevations (west, south) shall consist of vinyl siding.
The motion was seconded by Chris Larson. The Board voted, and the motion passed 6-0.
2018 Planning Work Program (Recording start time 2:07:01) Ms. Baker briefly covered the items on the work program, explaining to the Board how each item relates to their work on the Board.
OTHER BOARD BUSINESS Ms. Baker reminded the Board to keep putting Board meetings on their calendar for the 1st and 3rd Thursday of the month.
There was a question on whether the Heritage Tree Program would make it on the list, Ms. Baker stated that for now, it isn’t a planned item. ADJOURNMENT The meeting was adjourned at 6:19 p.m. 9
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City of Puyallup Design Review & Historic Preservation Board
City Hall – Council Chambers January 4, 2018
4:00 PM
(These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request.) DRHPB MEMBERS PRESENT:
Chair Kris Stamon, Vice Chair Chris Larson, Andy Anderson, Wes Perkinson
DRHPB MEMBERS ABSENT: Les Gerstmann, Diane Henke, David Torrey
The meeting was called to order at 4:00 p.m. A quorum was established. APPROVAL OF THE AGENDA
Mr. Anderson moved to approve the agenda, with a second by Mr. Perkinson. The Board members unanimously approved the agenda. AGENDA ITEMS Downtown Design Review – Bourbon Street Bar & Grill (401 S. Meridian) (Recording start time 1:49) Ms. Wals explained that the applicant is requesting a two-story enclosed addition including covered seating and a rooftop deck to an existing restaurant building. Ms. Wals explained that the age of the building (more than 50 years old), requires it to be reviewed by this Board, and reminded the Board that the pre-application meeting for this application was held on December 7, 2017. Ms. Wals explained that the Board had provided the following feedback at the pre-application meeting:
• The project will be reviewed using the All Buildings and Small Project sections of the Downtown Design Guidelines.
• The “Alternate #1” elevation option including an ornamental guardrail along the upper level rooftop deck space to appear as a roofline for the second story is not the preferred option.
• Use of landscaping with the project area is supported.
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Ms. Wals went over the regulations and guidelines within the All Buildings and Small Project sections of the guidelines, and stated the staff conclusion: that the proposal is subject to the Board’s review, appears to be generally consistent with the guidelines for All Buildings and Small Projects, and that the Board should consider leaving the options for the west elevation of the building up to the applicant’s decision, or whether the Board finds that a recommendation on the options is necessary for the proposed project (see elevation sheets A2.0 & A2.1). Gil Hulsmann, land development consultant for the landowner and applicant, talked about some of the feedback he had taken away from the pre-application meeting and introduced the architect for the project Brett Lindsey. Board feedback and questions:
• Mr. Larson asked about the design of the guardrails, Mr. Hulsmann gave more details about the design aspects of the guardrails.
• There was discussion regarding the west elevation of the proposed addition, the design of the guardrails, and materials of the stairs. Mr. Stamon commented that is wouldn’t necessarily be a requirement, but that it would be better if the material of the stairs blended better with the whole design.
• Mr. Larson asked if there are any plans to screen the rooftop equipment from people on the top deck, Mr. Lindsey explained that they are partially screened, and that there is framework up there currently to screen the equipment, that it is just not finished.
• Mr. Larson asked what kind of landscaping would be provided, Mr. Hulsmann explained that they had intended to redo some of the landscaping and add some landscaping.
Mr. Stamon summarized the conditions of approval, and the recommendations to Planning Staff to follow through with the applicant: Condition: Option two for the west elevation of the proposed addition shall be implemented with the proposed project (see architectural elevation sheet A2.1). However, flexibility is given to the project architect to adapt the original design if desired by increasing the height of the solid portion of the wall located at the upper level deck. A limit to the wall height shall be set such that the wall does not exceed the height of the roofline of the existing building. Recommendations for City staff to consider during building permit review: a. Working with the applicant to supplement the existing low ground cover landscaping within the existing perimeter landscape areas with taller plants is encouraged. b. Screening of mechanical equipment on the roof of the building from the public right-of-way is encouraged. Mr. Anderson made a motion to approve the proposal as stated by Mr. Stamon, with a second by Mr. Larson. The Board voted, and the motion passed 4-0. Interim Pedestrian Weather Protection Policy (Recording start time 35:59) Ms. Wals stated that staff and the Board have identified that a policy is needed to give applicants more information on awnings and canopies, while staff is working on the Downtown Design Guidelines. Ms. Wals explained that this is the second draft, as feedback from the Board was received at a prior meeting and incorporated into this document.
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Board feedback and questions:
• Clarification of the percentage of glazing in a canopy, Mr. Stamon explained that the document is stating that it is not required in a canopy, but that high-quality materials will be required.
• There was some discussion regarding the section where property owners would be required to provide cover to a transit stop in front of their building. Ms. Wals stated that staff could contact Pierce Transit to get their feedback on this section.
• Mr. Larson had questions about including fabric as a suitable material for an awning, Mr. Stamon stated that with the number of applicants preferring to install awnings, that for the Board to allow this, but require that the awning be made of a high-quality material, makes it more feasible for the applicant.
• There was some discussion on the status of the work being done at Trackside Pizza, Ms. Wals stated that she could check to see whether they are replacing the canopy that had been on the building previously.
OTHER BOARD BUSINESS Ms. Wals reminded the Board that at their next meeting on January 18, one of the applicants has an architect that is flying in from out of town. Ms. Wals asked the Board to make staff aware ahead of time if they would have issues with attending because of the special circumstances. ADJOURNMENT The meeting was adjourned at 4:59 p.m.
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City of Puyallup Design Review & Historic Preservation Board
City Hall – Room 504 February 15, 2018
4:00 PM
(These minutes are not verbatim. The meeting was recorded, and copies of the recording are retained for a period of six years from the date of the meeting and are available upon request.) DRHPB MEMBERS PRESENT:
Chair Kris Stamon, Andy Anderson, Les Gerstmann, Diane Henke, Wes Perkinson, David Torrey
The meeting was called to order at 4:05 p.m. A quorum was established. APPROVAL OF THE AGENDA
Mr. Anderson moved to approve the agenda, with a second by Mr. Perkinson. The Board members unanimously approved the agenda. AGENDA ITEMS Downtown Design Guidelines Update (Recording start time 00:48) Ms. Wals talked about the status of the Downtown Design Guidelines update, explaining that the consultant has proposed an alternative organization of the document, which will be based on looking at the scope of work rather than the size of the projects. Ms. Wals explained the proposed changes to the document, referencing the draft example included in the packet for this meeting.
• Mr. Anderson asked if the document will still contain graphics, Ms. Wals explained that the sidebar has been left empty for the purpose of including graphics.
• Mr. Gerstmann asked for clarification regarding the proposed new format of the guidelines versus the current format. Mr. Stamon stated that there are sections in the current guidelines for small and large projects, and all buildings, and that there is overlap between those, so the proposed guidelines would move all those sections into one category. Ms. Wals explained that the proposed document should be clearer and less repetitive, and will help applicants figure out what is expected for their projects.
• Mr. Stamon asked how historic buildings are defined, Ms. Wals responded that the consultant has proposed that historic buildings are buildings that are listed on the state or national register, or, buildings that are identified as “character buildings” by the City of Puyallup. Ms. Wals explained that these character buildings would include defining
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features that staff and the public is interested in protecting. Mr. Anderson asked if any had been identified as character buildings, Ms. Wals stated that currently, there is no list of identified buildings. Ms. Wals mentioned a grant that staff is interested in pursuing to fund possible future survey analysis of buildings in the area that could be identified as character buildings. Mr. Stamon suggested looking at Bellingham, as they have gone through this process and identified districts, such as the Fairhaven District.
• Mr. Torrey asked about the process for adding a building to the historic register, Mr. Anderson explained the process, and the pros and cons of adding buildings to the register. The Board discussed this process at length, and what would qualify to be added to the register.
The Board discussed the proposed new format of the guidelines at length, and generally decided that the consultants approach is a good one. Ms. Wals stated that if the Board is satisfied with the overall concept so far, staff will continue to work with the consultants on the document, and that they will also look at the work Bellingham has done. There was some discussion regarding the area of South Hill that the Board has purview over projects in, in which standards are found in the code, not in the Guidelines. Ms. Wals stated that as they continue to work on the document, they will bring updates before the Board at their meetings. Potential Grant Opportunity (Recording start time 41:50) Ms. Wals explained that there is an upcoming grant opportunity with the Department of Archaeology & Historic Preservation (DAHP), and that there had been discussion regarding more survey work in the downtown area, and how staff could tie that work in with the update to the guidelines. There was some discussion regarding survey work that had taken place in 2002, Ms. Wals stated that the new work would build on what had already been done, instead of starting over. Ms. Wals explained that staff will do more research on the grand funding, and keep the Board updated. OTHER BOARD BUSINESS Mr. Anderson asked Ms. Baker if she could give the Board a brief update on the Downtown Environmental Impact Statement (EIS). Ms. Baker explained that staff was working on a project in 2011 called Cultivating Puyallup which included two components: The Planned Action Environmental Impact Statement (PAEIS) that would assess future growth in the downtown area and; Transfer of Development Right (TDR). City Council halted the project in 2012, but in 2017 decided to have start staff start up on the project again. Ms. Baker explained that staff has issued a proposed final EIS document, and is waiting for the comment period to end to then issue the final document. Ms. Baker explained that the goal of the EIS is to encourage development in the downtown area. ADJOURNMENT The meeting was adjourned at 5:01 p.m.
Background:The first draft of the reorganized Downtown Design Guidelines is attached for the Board’sreview. There are questions and/or comments included throughout the document, highlightedin yellow, for the Board to consider. Also provided as an attachment is a document text matrixthe City’s consultant, Allied 8, prepared to demonstrate how the text from the existingguideline document was placed in the new draft document. Please note, staff has alsoincorporated the interim pedestrian weather protection standards and recommended changesrelated to the Downtown Planned Action Environmental Impact Statement (EIS) in the draftdocument.
At the Board’s April 19, 2018 meeting, staff intends to briefly go through the draft documentwith the Board, discuss the questions/comments included in the document, and present somehigh-level questions for the Board to consider.
Council Direction:
Fiscal Impacts:
ATTACHMENTS
1_Puyallup DDG Draft 1.pdf2_Document Text Matrix.pdf
Organization of Draft 2018 City of Puyallup Draft Design Guidelines
We propose the following sections in the new draft design guidelines:
Part 1: Introduction Part 2: Historic Buildings Part 3: Building Design – Form and Massing Part 4: Building Design – Façade Part 5: Pedestrian Experience Part 6: Appendix
Revisions to the Existing Design Guidelines Where to find this text in the Draft Document
Intro: Purpose
The purpose of these Design Guidelines is to establish, consistent with the accompanying Vision Statement,
a flexible framework for creating diverse and high quality commercial and mixed- use construction projects in “CBD” and “CBD- Core” zones.
The Design Guidelines support are to be used in conjunction with the Puyallup Zoning Code (Title 20 PMC Code) and other applicable sections of the Puyallup.
The Municipal Code (PMC), coupled with related development standards, to provide clear requirements for public rights- of- way, and
site and building requirements such as setbacks, lot coverage, landscape buffers, signage, and allowable land uses. These Design Guidelines are meant aimed
at achieving high quality building design and materials to shape the form of structures and sites in Puyallup’s dDowntown
CBD and CBD- Core zones, paying particular attention to building design and materials.
How to Use These Design Guidelines: The Design Guidelines present a clear set of objectives for improving pedestrian areas and the quality and diversity of building designs as defined by the Goal
and Intention statements and through graphic and photo illustrations. The Guidelines include examples for how these objectives can be met. Each element has an
Intent statement followed by several graphic examples. Each category has only a few minimum dimensional requirements as well as illustrated examples of
possible solutions. Exploration and innovation is encouraged.
Part 1.B. The Goal of these Design Guidelines
Update this text
Part 1.C How to Use These Guidelines
Need to rewrite this section after format has been established – Include
Flowchart.
Intro: Applicability
In the CBD and CBD- Core zones, new development projects (commercial or mixed use), or major reconstruction to existing buildings which involve at
$150,000 of total improvement value and/or affect at least 25% of an exterior facade area which is visible
to a street or adjoining property, shall comply with
Design Guidelines.
The developer/designer for a proposed project must use the guidelines as a framework in his/her design process. A schematic design package shall be
submitted to the City concurrently with the land use permit for the proposed project (e.g., Preliminary Site Plan submittal).
Projects qualifying requiring for Design Review Board (DRB) review shall be forwarded to that body during the City development review process, other projects
will be subject to design review by administrative staff. During the DRB review the proponent can request to substitute other design elements or design functions
Part 1.C How to Use These Guidelines
Need to update this section
This seems like the place for a discussion of departures. It shouldn't be located
in the Applicability section, though.
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not identified in this document that create a building design that, in the review and assessment of the DRB, meets or exceeds the Goals and Intentions of this
document.
Proponents who wish to appeal a DRB decision shall request an opportunity to present to the Puyallup City Council.
Consider adding a reference to the code section on appeals.
Intro: Vision Statement
Downtown Puyallup is the Heart of the City. It is a vibrant, safe, and attractive environment of residential life, commerce, and entertainment that provides
services, amenities, and activities for people of all ages. The downtown built environment is a compatible mix of historic buildings and complementary new
buildings made of durable, high quality materials. Downtown Puyallup is pedestrian friendly environment that reflects Puyallup’s unique personality of culture,
history, and identity in its building design, mix of uses, and public spaces, amenities, and public art.
Part 1.A The City’s Vision for Downtown
Need to update
TOC At beginning of document
All Buildings: Goal
GOAL:
Allow flexible, innovative, and varied design opportunities approaches through interesting architectural forms for commercial and mixed- use development(s)
that will enliven the pedestrian experience.
The following eight (8) criteria are required for all new and/or renovation projects:
A. Blank wall treatments
B. Pedestrian weather protection
C. Window glazing
D. Building materials
E. Corner or view corridor terminus buildings
F. Upper floor setbacks with special treatment abutting historic buildings and/or residential zones
G. Building roofs
H. Building garages, fire exits, and non- public exits
Incorporate into new Intent statements for Parts 2, 3, 4, and 5, as appropriate
Part 1
A. Blank Wall Treatment: Guidelines
INTENT:
Improve the pedestrian experience by reducing the visual impact of blank walls through the use of embellishment, particularly along sidewalks.
GUIDELINES:
Incorporate multiple materials and a varied layout within any facades containing walls without modulation over 30 feet in length or 400 sf in area to create
visual interest, choose one:
Currently, we are applying this design guideline to street facing facades only.
5.B.8
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• Variety of material types (2 minimum), color, texture and/or accents. Accent materials must cover a minimum of
20% of the area of the wall and may include glazing, relief artwork, or painted murals; or
• Painted murals for firewalls or party walls; or
• Vine wall or evergreen screen contained within a 3 feet minimum width planting bed. Metal or wood vine structure (trellis or wire/vine system) should be at
least 7 feet high placed every 10 feet on center along length of wall. Each bed must be irrigated and planted with climbing vines and groundcovers sufficient to
cover the trellis within three (3) years
B. Pedestrian Weather Protection: Intent
INTENT:
Improve the downtown pedestrian experience through weather protection (improvements require City approval if within the right- of- way).
GUIDELINES:
1. Pedestrian weather protection required at:
a. Adjacent to transit stops
b. At pedestrian designated streets
c. At new commercial and/or mixed use developments
1. Enhance the character of weather-protection with some of all of the following strategies: a. High quality materials b. Dimensions:• Provide weather protection over pedestrian walkways; shall have a 5 feet minimum width with notches for street trees, light
poles, etc. a.c. Continuity across building face along important pedestrian corridors. b.d. Glazing – 40% transparency is required.
• Extend canopies over main entrances a minimum of 8 feet from the face- of- building or the width of the sidewalk, whichever is less.d.
• d. Transit Stops: When transit stops are abutting the site, provide seating and weather protection as part of the facade and/ or sidewalk design (coordinate
with Pierce Transit).
• Minimum of 40% of canopy shall be glazing.
Part 5: Pedestrian Experience
5.B.5
Discuss whether 40% glazing/transparency should be required for awnings.
C. Window and Glazing Design Glazing
INTENT:
Enhance street environment building façade design with by requiring a majority of ground floor facade to be glazed while allowing for upper floor window
variationlayout.
GUIDELINE:
• Recommended at all Provide 60% (non- reflective) glazing on major street-facing facades frontages at the ground floor(s) of commercial and retail spaces.
• Create an interesting rhythm and/or pattern of windows. Consider the following strategies:
Part 4: Façade Design -- 4.B.5
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• Use aA variety of window sizes and types, i.e. fixed vs. operable; framing solutions above the ground floor.
• Consider a variety of window sizes;
• • Incorporate individual and/or groupings of windows to create horizontal or vertical articulation.; and
• Consider recessed windows and/or projecting bay windows to add shadows and texture.
•
• Use a variety of window types, sizes, and framing mullions to add interest.
• Provide glazed doorways for safety and an open and inviting atmosphere.
• Use Consider recessed windows and/oror bay windows to create add shadows and add interest texture to the facadefaçade
• Consider high-quality detailing, integration of windows with siding and/or trim
.
• Encouraged at new commercial and retail spaces at ground-level street-facing facades on major street frontages.
• A minimum of 60% transparency should be achieved.
• Encouraged at building entries and doorways for safety and an open and inviting atmosphere
• For historic buildings, see Part 2
Part 5.B.3
D. Building Façade Materials
INTENT:
Enhance building facade appearance and visually reduce building bulk by incorporating an appropriate variety of high- quality materials.
GUIDELINE:
Enhance façade will all or some of the following strategies:
• Cover aA minimum of two different materials is required, each a minimum of 30% of the building facade area with each exterior material used (2 minimum),
excluding glazing. Acceptable opaque material types include: brick, concrete (masonry or plank), plywood with trim accent elements, metal panels, stone, and
wood (shingles
or clapboards). No vinyl or plastic elements shall be used in the facade.
• Use hHigh quality materials – use natural materials when possible Avoid vinyl and plastic.;
• Scale - Use a variety combination of materials to create scaled elements in the facade and reduce the visual scale of large facadesmass of larger
buildings.
A. Texture – [More detail here] B. Detailing – [More detail here] C. Color – [More detail here] A.D. Where high quality materials don’t wrap side elevations, propose thoughtful transitions between various siding strategies.
Consider Maintain and reinforce the character of nearby historic structures by incorporating appropriate materials, patterns, forms, and detailing into elements of the new building.
Part 4: Building Design – Façade – 4.B.6
Is this 30% still important?
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Enhance ground-level street-facing facades with high-quality incorporate vandal resistant elements and materials where possibleat the ground floor.
Note: Projects within the same street block face as a historic building should incorporate some of the design elements, materials and/or character evident in
the historic project.
E. Corner or View Corridor Terminus Buildings
INTENT:
Emphasize building elements at important pedestrian intersections and areas affording visual orientation opportunities (view corridor terminus) in order to
improve wayfinding. Incorporate special building forms, building materials, signage, lighting, public plaza(s), and/or larger sidewalk areas at these key sidewalk
locations, street intersections and urban locations.
GUIDELINES:
This design criterion is particularly applicable at important pedestrian intersections. It may not be appropriate for all buildings to emphasize/articulate their
corners.
Setbacks and/or modulations are encouraged to the extent they support or reinforce designated views and/or important civic spaces.
• Use prominent visual/physical form(s) to assist with wayfinding in the urban environment.
• Reinforce larger, important civic spaces and places through the articulation of building forms, elements, and massing.
Part 3: Building Form and Massing
Part 3.A
Part 3.B.6.3
Part 5.B.2
F. Upper Floor Setbacks
with special treatment abutting historic buildings and/or residential zones
INTENT:
Integrate large new buildings into their surroundings by lessening structural bulk and massing.
GUIDELINES:
All buildings greater than three (3) floors or 36 feet, whichever is less, will setback for a minimum of
60% of the length ofn those street-facing facades facing streets or facades facing public spaces
only at the second or third floor (depending on building height). The setback should be a minimum of 6 feet deep. The setback can incorporate exterior
porches, balconies (minimum 6
foot depth), or other usable exterior spaces along the public street frontages. to reduce the scale of the larger building and reduce shadows upon the sidewalk.
Part 3: Building Design – Form and Massing
Part 3.A
Part 3.B.5.
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* A building with a height greater than the street ROW width it fronts upon will also should incorporate a setback either at the second level or top level of the
building in order to reduce the sense of mass of the building.
G. Building Roofs
INTENT:
Reinforce the existing historic character of the City of Puyallup through the use of flat roofs (less than 3:12 pitch) and special cornice treatments.
GUIDELINES:
Incorporate a flat roof (less than 3:12 pitch) with cornice or parapet articulation in the overall building form. Secondary and/or ancillary building elements can
have pitched, arched/bow roofs, and/or gable forms.
Note: Flat roofs are optional for buildings in transitional zones (see Chapter 6).
Part 3: Building Design – Form and Massing
Part 3.A
Part 3.B.6.5
H. Building GaragesEntries
INTENT:
Enhance public safety while reducing opportunities for vandalism.
GUIDELINES:
• Align primary building entires with pedestrian points of access. Consider transit stops, cross walks, public open spaces, and/or building design (massing and
façade) strategies.
• Avoid locating garage entries and building services (utility and/or trash rooms) along the primary pedestrian façade.
• Provide screens, rolling doors, or other devices to reduce or eliminate small recessed/sheltered areas at non- public doorways where loitering and/or
vandalism could occur.
• Incorporate Crime Prevention Through Environmental Design (CPTED) principles in the design of a building’s ground level and surrounding site areas.
Principles include: “Eyes on the street” for public surveillance, direct sight lines to building or garage entries, use of glazing in stairs and elevators, use of a
variety of pedestrian and building lighting, minimize physical obstructions (over 30 inches tall or wide), eliminate dark garage or doorway refuge areas, and/or
provide clean and inviting public spaces.
Part 5: Pedestrian Experience
5.B.4
Small Projects: Goal
GOAL:
Provide an architectural character that reinforces the ground floor retail activities, historic streetscape environment, and the overall character of Puyallup’s
older building forms.
The following three (3) criteria are required for all new small projects and/or renovation of small projects, which are defined as buildings less than 4 floors and
less than 10,000 square feet, before and after construction.
Incorporate into new Intent statements for Parts 2, 3, 4, and 5, as appropriate
Note: Pitched roof forms are permitted in transition areas.
J. Modulation of building elements such as entries, porches, bay windows, etc.
K. Facade features and variation (e.g., windows, building materials, color, lighting, etc.)
* City staff to review small project proposals
I. ArticulationModulation of Building Form
INTENT:
Incorporate multiple building features such as cornices, weather protection elements, signage bands, and other elements to reinforce
the pedestrian scale, ground floor orientation, and visual continuity to abutting buildings.
GUIDELINES:
• Reinforce the horizontal character of abutting structures using cornice and weather protection elements.
• Signage bands or stand alone signs can be standard flat sign panels or incorporated into a more artistic logo created through the use of sculptural elements
(also refer to City of Puyallup Sign Code).
• Provide lighting to create an inviting and safe pedestrian environment.
• Allocate the majority of architectural articulation devices below the third floor for visual legibility and wayfinding opportunities.
Horizontal Articulation of Façade* Minimum Requirements:
• Identify important horizontal datums, where appropriate, Select two building elements that emphasize the form/design of a building;, or
• Rreinforce the pedestrian area below the cornice line of the building; or
• Rreinforce the pedestrian experience at the ground-floor street-facing façade; or
• Select a minimum of two building elements that articulate a façade design. at the pedestrian level.
Part 4: Building Façade; Part 5: Pedestrian Experience
Part 4.A
Part 5 B.2
5.B.7
5.B.6
Part 4
Part 4.B.3
J. Modulation
(e.g., entries, porches, bay windows, etc.)
INTENT:
Use mModulation is defined as the design manipulation of larger buidings, in contrast to horizontal articulation, in order to:
• Reduce scale of large building facades or reinforce a building scale appropriate to the adjacent street frontage and neighboring buildings;
• Reinforce the character of a building’s mass for form; and
• Add interest along the street. to reinforce the individuality of a smaller building along a street consisting
Part 3: Building Form and Massing; Part 4: Building Design – Façade
Part 4.B.3
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of many storefronts.
Modulation is defined as the design manipulation of larger building elements over 200 square feet or the size of a typical room.
GUIDELINES:
• Consider the use of all or some of the following architectural forms or elements:
• Use architectural forms/elements, such as Façade recesses, such as porches or recessed decks or balconies;
• Façade projections, such as, bay windows;
• A variety of window sizes, oversized windows, recesses, ; or
• Roof cornice articulation.intermediate cornice trim, and sloped or gable roof forms on minor elements, to help differentiate each project within a
street and increase visual interest and building identity.
• Using the additional elements listed above, define the scale and reinforce the visual character of a building’s mass/form.
* Minimum Requirements: Incorporate a minimum of two (2) modulation elements in the overall building design.
Incorporated into 3.B.6.1.d
K. Façade Features
(e.g., windows, building materials, color, lighting, etc.)
INTENT:
Promote variation and freedom of design through the organization and articulation of various facade elements. Articulation is defined as
the design manipulation of smaller building elements less than 100 square feet down to an element of one square foot.
GUIDELINE:
• Required at all elevations, particularly street-facing façades.
• Provide Promote articulation utilizing a variety of architectural adornment, such as:
o as adding whimsical elements,
o artistic elements, and/or
o details.
• Articulation may alsomight include more intensive or expressive detailing of typical building elements, including but not limited to:
o railings,
o window surrounds,
o hardware, and
o lighting.
• * Minimum Requirements: Consider iIncorporatinge a minimum of the following on all primary facades:
Part 4: Building Design – Façade
Part 4.B.7
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o two (2) facade materials,
o two (2) types of window combinations, and
o two (2) different applied architectural elements, devices, or any combination of the above that creates visual interest.
Large Projects: Goal
GOAL:
Create an architectural form and character that responds to the smaller, older buildings in Puyallup while allowing additional height and density in the
downtown.
The following three (3) criteria are required forThis section applies to all new large projects and/or renovation projects of large projects which are defined as
buildings that are 10,000 square feet and greater, either before or after construction.:
L. Building form and massing
M. Provision for additional exterior public space, interior public galleria, or arcade space.
N. Facade features and variation (e.g., windows, building materials, color, lighting, etc.)
* Design Review Board to review all large project development proposals
Incorporate into new Intent statements for Parts 2, 3, 4, and 5, as appropriate
Part 1: The Goal of These Design Guidelines
3.B.1.1. Building Form and Massing Applicability
L. Building Form and Massing
INTENT:
Promote new design opportunities, forms, and overall massing that support the vision of a dense, pedestrian friendly downtown through the incorporation of
setbacks/offsets in building massing and/or horizontal modulation.
GUIDELINES:
To reduce the scale of large buildings relative to their context, consider the articulation of building form with all or some of the following strategies: • Break large building into smaller masses, elements, and forms using horizontal or vertical offsets and/or changes in materials.
• If larger massing is necessary to satisfy the building program, changes in materials and variation in windows and other devices are required to reduce the
scale of the larger building mass.
• Use bay windows or recessed/ extended porches to break up the building mass.
* Minimum Requirements:
1. Break down a large buildable envelope into a composition of volumes. Define a minimum of two (2) distinct volumes apparent within the overall
building mass using modulations, setbacks, and/or materials consistent with the guidelines above.
Part 3: Building Design – Form and Massing
Part 3.A.
Part 3.B.3
M. Provision for Additional Exterior Public Space Part 3: Building Design – Form and Massing
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INTENT:
Balance the increase of building height and mass through additional public open space requirements.
GUIDELINES:
• Create active, pedestrian friendly civic gathering spaces adjacent to large buildings for seasonal use and associated building activities.
• Enhance and expand upon
pedestrian weather protection through the inclusion of seating areas and adjacent landscape features to create a lively civic outdoor environment.
• Arrange massing to offset increased height where feasible. Do not place civic spaces on the north side of multi- story, large building projects.
* Minimum Requirements:
Provide 5-10 % of a large building’s total gross square footage of retail and commercial space to serve as exterior public plaza, expanded sidewalk zone(s),
interior arcade, or galleria space.
3.A
3.B.7
N. Façade Features
INTENT:
Promote variation and flexibility in design while requiring the appropriate detailing and embellishment of facade(s) to reduce the impacts of scale and size of a
large building project, while allowing for variation and flexibility in design.
GUIDELINES:
All non-party-wall elevations should have beautiful, well-composed facades, including massing, modulation, windows, materials, and details.
• Articulate and expand the actual and perceived visual size of the building entry using glazing, unique materials, and/or distinct forms.
• Arrange windows into various groupings, either horizontally or vertically, to create larger facade elements that break up the overall mass of the building.
• Apply lighting, art elements, signage, and/or other design features to enliven ground floor pedestrian areas.
* Minimum Requirements:
Large buildings will incorporate three (3) facade materials on primary facade, three (3) types of window combinations, and three (3) different applied
architectural elements, such
as lighting, or any
Part 4: Building Design – Façade
Part 4.A
Part 4.B.1
Historic Properties: Goal
GOAL:
Promote the preservation and renovation of older buildings. Maintain an appropriate scale for all additions through proportioning of facades, emphasis on
historic styles, detailing, application of facade materials, and attention to color palettes that are historic and/or replicate historic forms, elements and/or
Part 2: Historic Buildings
Part 1.B
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building character. (s) should also follow many of the guidelines identified in small building chapter except where the use of specific historic design patterns
and elements are required.
The following three (3) criteria are required for all new additions to and/or renovations to historic structures, which are defined as buildings constructed prior
to 1946:
O. Articulation (pedestrian realm; historic cornice line; roofline)
P. Modulation and form of building elements (e.g., entries, bay windows, porches, etc.)
Q. Facade features and variation (e.g., windows, building materials, color, lighting, etc.)
*Design Review Board to review any proposal to remodel or construct an addition to an historic building that involves exterior alteration(s).
Some buildings in Puyallup’s downtown are of particular historic significance or character. These buildings include those listed on a local, state, or national
register, or other buildings identified as “character structures” by the City of Puyallup. Renovations and/or additions should be consistent with the building’s
time period and original design. Historic renovations should also follow the Secretary of Interior Standards for Rehabilitation.
Maintain and reinforce the overall massingcharacter and scale, form modulations, and roof forms of historic buildings while , while updating allowing projects
to be restored and updated to current code requirements. Consider the following strategies:
GUIDELINES:
Renovations
• Maintain overall massing and proportionsrepetition of dimensions and proportions/ratio of solid- to- void areas;.
2. Preserve existing form modulation;
3. Preserve existing façade materials;
1.4. Maintain existing roof forms;
• Restore and/or reuse historic storefront design elements;. or
5. Restore or reuse historic windows, if feasible.
•Additions
Part 2: Historic Buildings
Parts 2.B.2 and 2.B.3
2.A
2.B.2
2.B.2
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Maintain the overalReflect and reinforce the overall historic character when building new (adding square footage) to the side, rear, or top of an existing
historic building.l character and form scale of the historic structure building. Consider the following strategies:
6. Identify and incorporate dimensions and datums of the historic building for use in any new addition(s) to the structure.
o An architectural datum is a reference used in the alignment of building elements such as storefronts, awnings, floor heights, windows, and roof
cornice.
7. Maintain overall scale and proportions of historic structures;
8. Minimize visual impact to existing structures by setting back new upper stories; or through incorporation of vertical setbacks and/or
9. Reflect horizontal modulations and/or elements of in the existing facade, such as weather protection, bay windows, or other roof or balcony
projections and/or recessed elements in the addition that respond to the dimensions and design forms of the original structure; and/or
2.10. Use high quality materials consistent with the historic building, particularly on street-facing facades and facades adjacent to a historic
structure.
*Minimum Requirements:
Identify and incorporate dimensions and/or forms of the historic building for use in any new addition(s) to the structure.
2.B.3
2.B.3
2.B.3
Moved above to 2.B.2
P. Modulation
(entries, porches, projected or recessed bays, etc.)
INTENT:
Reflect and reinforce the overall modulation and forms of older buildings while allowing the project to be renovated.
GUIDELINES:
Implement a facade modulation and dimensioning system, including detailed facade elements, that is consistent with the building’s time period and its original
design. Setbacks are required if the project includes additions (rooftop or building).
*Minimum Requirements:
Maintain design forms, elements, and materials consistent with the historic building. When new elements are applied, such as the weather protection, the new
building element may be modified as necessary to maintain the integrity of the historic architecture.
Part 2: Historic Buildings
This section has been incorporated into 2.B.2 and 2.B.3
Q. Façade Features
(e.g., windows, building materials, color, lighting, etc.)
INTENT:
Require the detailing and embellishment of new buildings to reflect historical building elements, such as brick, to provide consistency between building
additions and historic structures while allowing limited variation and alteration of
Consider deleting the requirements that new buildings reflect historic building
elements. A contextual approach to site and neighborhood context is included
in 4.B.6.
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the overall historic design.
GUIDELINES:
• Incorporate existing and/or similar materials in the historic building.
• Maintain similar detail patterns for window surrounds/areas, entries, base “kick plates,” cornices, and building corners.
• Incorporate similar graphic signage, lighting, and any applied detail and/ or ornamental elements. No mirrored or reflective glass permitted.
*Minimum Requirements:
Maintain and reinforce the historic character of a project by using appropriate scale, materials, patterns, forms, and detailing of all elements of the building.
Parking Structures: Goal
GOAL:
Reduce the visual and physical impacts of multi- level garage structures through the establishment of active uses at the street level, and the use of various
materials and forms in the structural facade(s).
The following three (3) criteria are required for all new and/or renovation projects of parking garages of any size, stand alone or integral:
R. Garage form and massing
S. Provision for corner and sidewalk retail along primary street frontages
T. Facade features, variation, and screening (e.g., windows, building materials, color, lighting, etc.)
* Design Review Board to review all parking garage construction proposals
We propose regulating parking garages just as any other new building, keeping
in mind there will be guidelines in place to ensure the City’s goals are met.
Part 1
R. Garage Form and Massing
INTENT:
Allow garage structures to be efficiently designed while requiring the reduction of both perceived building bulk and views of the parked cars.
GUIDELINE:
• For parking garages, iIncorporate a variety of exterior materials and/or screening materials to allow light to penetrate the garage while to reduce reducing
the view(s) of parked cars from public spaces and rights of way.
• Use high quality materials; incorporate vandal resistant elements and materials at the ground floor.
• For parking garages, lLocate garage entry/exits behind retail and incorporate architectural elements into the structure to reduce the visual impact of the
entry portal.
* Minimum Requirements:
Provide a combination of visual screening devices, material changes, and/or varied material textures to reduce the overall visual impact of
the garage mass, bulk, and scale.
Parts 3, 4, and 5.
Part 3.A
4.B.6
5.B.9
This is covered in Part 3
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S. Provision for Corner and Sidewalk Retail
INTENT:
Activate ground floor space(s) along sidewalk areas with retail uses, and incorporate visual screening devices to screen parked cars and enhance pedestrian
activity/safety.
GUIDELINES:
• Primary garage elevator entry should be visible and accessible from the public sidewalk and the vehicular entry of the secondary street or alley right- of- way.
• Vehicular garage entries and vehicular service areas should be located on a building facade(s) facing away from the primary street.
• Glaze all stairwells and elevator shafts, and provide direct access to sidewalks.
*Minimum Requirements: All garage building corners will have ground level retail uses. Ground floors facing sidewalks shall provide retail /commercial spaces,
storefront windows, displays, and/or advertising boxes for a majority of its length.
Part 5: Pedestrian Experience
5.A
5.B.9
T. Façade Features
INTENT:
Add design elements to reduce visual impact of multiple levels and views of parked cars.
GUIDELINE:
• Incorporate various infill materials, screens, glazing, and/or other screening devices to allow light and air to penetrate into the interior of the garage while
screening views of parked cars from public spaces and rights- of- way.
• Utilize similar materials, forms, and elements in both the garage and occupied portions of the building.
* Minimum Requirements: Shield views of the parked automobiles from the sidewalk areas in all locations not covered under Guideline R: Garage form and
massing.
Part 4: Building Design – Façade
Incorporated into 4.A
Incorporated into 4.B.6
4.B.6
This is covered in Part 5
Transition Areas: Goal
GOAL:
In buildings abutting or across from residential zones, incorporate scale elements, building forms, materials, and ground level detailing that reflect the
character and design forms of the surrounding, smaller buildings.
The following three (3) criteria are required for all new and/or renovation projects within transition areas. The Transition guidelines are in addition to the
guidelines specific to the proposed project size and/or type. Transition areas are defined as areas of the CBD and CBD-Core that either directly abut or are
directly across the street from a residential land use zone (except the RM- Core zone) and any site on an historic register:
U. Building forms and elements that reflect buildings in the downtown CBD and CBD- Core
V. Modulation of building elements such as entries, porches, bay windows, etc.
W. Facade features (e.g., windows, building materials, color, lighting, etc.)
Incorporate this section into 3.B.2
Part 1
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* Design Review Board to review all projects in transition areas except for small projects, which are subject to staff review. Note for Admin Section
U. Overall Building Form
(elements that reflect existing buildings in the area)
INTENT:
Implement height transitions and/ or setbacks abutting or across the street from smaller- scaled residential zones and/or designated historic structures.
GUIDELINES:
• Taller and/or larger new buildings shall transition down to smaller existing buildings through the use of setbacks, architectural devices, and/ or repetition of
building form and detailed design elements.
• New buildings that are across the street from older, smaller buildings may exceed the height of the older building by two floors, any additional floor shall be
set back a minimum of 15 feet.
• Allow roof forms to respond to other roof forms along street (all building requirements for flat roofs may be waived in the Transition Zone upon City and/or
DRB review).
*Minimum Requirements:
Provide a transition between larger and smaller buildings by using a combination of setbacks, incorporating smaller forms, and/or providing varied massing
elements in the larger building.
Part 3: Building Design, Form and Massing
3.A
Incorporated into 3.B.2
Incorporated into 3.B.4
Incorporated into 3.B.6.4
3.A
V. Modulation
(entries, porches, windows, etc.)
INTENT:
Reflect and incorporate portions of the overall massing and/or form of older buildings while allowing larger projects to be constructed.
GUIDELINES:
New, larger projects have the following options for establishing a transition to adjacent, older, and smaller structures that abut or are directly across the street.
• Detailing of new projects should incorporate 2- 3 forms, materials, details, and/or other building elements present in adjacent transitional zones to achieve
consistency along street frontages.
• Incorporate horizontal or vertical dimensions, and/or proportions that reference or reflect older existing buildings within the block.
• Incorporate scale elements in the new building form(s) and/or elements that can be seen in older existing buildings within the CBD zone.
*Minimum Requirements:
Provide a transition between old and new buildings by matching or accepting some shared building elements and architectural features.
Part 3: Building Design, Form and Massing
3.A
3.B.6.5
W. Façade Features Part 4: Building Design – Façade
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(windows, building materials, color lighting, etc.)
INTENT:
Promote variation in design expression through detailing and embellishment of the facades to create shared patterns between old and new buildings.
GUIDELINES:
• Incorporate similar materials, dimensioning, and/or forms.
• Incorporate similar building elements and/or details.
• At the storefront/first floor level, reflect physical pattern(s) or elements of abutting existing building(s) within the newer, larger building.
*Minimum Requirements:
Identify 2- 3 architectural elements or dimension lines that tie older, existing buildings to new buildings.
4.B.7
Appendix:
X. Definitions
[Need to review separately at the end]
Linkage to other Documents:
The Design Guidelines augment other basic design and development requirements defined in the:
• Puyallup Comprehensive Plan
• Puyallup Zoning Code
• Puyallup Street Development Standards
• Puyallup Building and Construction Code
• Puyallup Surfacewater Development Standards
Part 6.B: Definitions
New Section Part 6.A: Administration
New Section
Determine appropriate building form and / or modulation of building massing for the site, taking into consideration: 1. Size of lot;
2. Scale of lot relative to adjacent lots; 3. Scale of neighboring buildings; 4. Proximity to historic buildings; 5. Adjacency to important pedestrian street(s) or intersections; 6. Relationship to existing open spaces, and whether additional ground level and / or upper level setbacks could be warranted 7. Relationship to view corridors (if defined), and whether additional upper level setbacks might be warranted; and 8. Relationship to solar access and potential of shadow impacts.
3.B.2. Site and Neighborhood Context Determine appropriate building form and / or modulation of building massing for the site, taking into consideration: 1.9. Size of lot; 2.10. Scale of lot relative to adjacent lots; 3.11. Scale of neighboring buildings; 4.12. Proximity to historic buildings; 5.13. Adjacency to important pedestrian street(s) or intersections; 6.14. Relationship to existing open spaces, and whether additional ground
level and / or upper level setbacks could be warranted 7.15. Relationship to view corridors (if defined), and whether additional
upper level setbacks might be warranted; and 8.16. Relationship to solar access and potential of shadow impacts.
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New Section
Consider stepping down height of a new building where appropriate in relation to: 1. Residential zones 17. Adjacent character structures 18. Adjacent civic spaces 19. View corridors
Shadow impacts on pedestrian streets
3.B.4 Height
New Section
4.B.2. Façade Composition Create an interesting façade composition, particularly at street-facing facades.
